Agenda item

Demolition of existing buildings and construction of a part two, part six-storey building comprising class A1/A2/B1/D1 use at ground floor-level, and thirty four self-contained residential units above (fourteen one-bedroom flats, nine two-bedroom units, five three-bedroom units, four four-bedroom units and two five-bedroom units).

 

Post-submission revisions – Revisions to the detailed design, comprising changes to the stepped-down element of the proposed building to the corner of Sheep Lane and Bocking Street, extending the massing of this element further down Bocking Street and establishing greater visual continuity with the maisonettes that comprise the rest of the Bocking Street element of the proposal; changes to these maisonettes, including the removal of one storey, repositioning of access staircases and entrances, changes to internal layout, window arrangements on the front elevation, and additional windows.

 

11.1  The Planning Officer introduced the report as set out in the agenda and added that the proposal should state the construction of a part one, part three, part six storey building.

 

11.2  The Planning Officer made reference to the addendum.  Paragraph 1.2 of the report stated that a planning application at nos. 11-23 Westgate Street by the same architects had recently been refused, however this was not the case and the application was still under consideration by the Council.

 

11.3  The Architect was in attendance to answer any questions that arose.

 

11.4  The Urban Design and Conservation Manager was asked his opinion on the design of the proposed development and he stated that this was a difficult site, however many of the fundamental design issues had now been resolved.  The Architect circulated sample materials at the meeting.

 

11.5  The Chair requested that the following items be included in the list of conditions:

 

• Best endeavours for rain water harvesting to be provided. This was AGREED.
• Street lighting to be placed on the building.  This was AGREED.
• Cycle parking to be provided on the carriageway.  This was AGREED.  

 

Unanimously RESOLVED that:

 

 

8.1.1  SCB0 – Development in accordance with plans

The development hereby permitted shall only be carried out and completed strictly in accordance with the submitted plans hereby approved and any subsequent approval of details.

 

REASON: To ensure that the development hereby permitted is carried out in full accordance with the plans hereby approved.

 

8.1.2  SCB1 – Commencement within three years

The development hereby permitted must be begun not later than the expiration of three years beginning with the date of this permission.

 

REASON: In order to comply with the provisions of Section 91(1) of the Town and Country Planning Act 1990 as amended.

 

8.1.3  SCM6 – Materials to be approved

Samples of all materials to be used on the external surfaces of the building, boundary walls and ground surfaces shall be submitted to and approved by the local planning authority, in writing, before work on the external surfaces, boundary walls and ground surfaces commences on site, in accordance with the following specification:

Brickwork:To be Terca Docklands Yellow Stock Brick (or a similar equivalent approved in writing by the local planning authority);

Windows:To be thermally insulated double-glazed aluminium window system polyester powder coated to RAL 9004 (or a similar equivalent approved in writing by the local planning authority);

Timber doors:To be painted solid-core timber doors (or a similar equivalent approved in writing by the local planning authority);

Timber garage door:To be timber finished in Cedar (certified as sustainable by FSC, or a similar equivalent approved in writing by the local planning authority);

Ventilated steel doors:To be sectional steel-faced doors in RAL 9004 (or a similar equivalent approved in writing by the local planning authority);

Timber cladding (set-back top floor only):Western Red Cedar (certified as sustainable by FSC, or a similar equivalent approved in writing by the local planning authority);

Metal flashings and copings:Aluminium sheet in RAL 9004 (or a similar equivalent approved in writing by the local planning authority);

Balconies and balustrades (except first-floor terraces):Metal flats to form balustrade in RAL 9004 (or a similar equivalent approved in writing by the local planning authority);

Balustrades (first-floor terraces):Western Red Cedar (certified as sustainable by FSC, or a similar equivalent approved in writing by the local planning authority).

 

The development shall not be carried out otherwise than in accordance with the materials specification thus approved.

 

REASON: To ensure that the external appearance of the building is satisfactory and does not detract from the character and visual amenity of the area.

 

8.1.4   SCM9 – No extraneous pipework

No soil stacks, soil vent pipes, flues, ductwork or any other pipework shall be fixed to the (street) elevations of the building other than as shown on the drawings hereby approved.

 

REASON: To ensure that the external appearance of the building is satisfactory and does not detract from the character and visual amenity of the area.

 

8.1.5  SCI3 – No roof plant

No roof plant (including all external enclosures, machinery and other installations) other than any shown on the drawings hereby approved shall be placed upon or attached to the roof.

 

REASON: To ensure that the external appearance of the building is satisfactory and does not detract from the character and visual amenity of the area.

 

8.1.6  SCH8 – Parking for people with disabilities

  Before the use hereby permitted first commences, at least one car parking space shall be marked and retained permanently for use by the vehicle of a disabled badge-holder.

 

  REASON: In order to ensure that a reasonable number of parking spaces are located conveniently for use by people with disabilities.

 

8.1.7  SCH10 – Secure bicycle parking

Secure, covered parking shall be provided for twenty-eight bicycles, as shown on the plans hereby approved, and the applicant shall provide eight Sheffield stands on the carriageway of the public highway, subject to the approval in principle of the Council’s Streetscene department, and of a specification and at an exact location of the Streetscene department’s choosing, before use of the development hereby permitted commences.

 

REASON: To ensure that a reasonable provision is made within the site for the parking of bicycles in the interests of discouraging car use, relieving congestion in surrounding streets and improving highway conditions in general.

 

8.1.8  NSC1 – Non-standard condition

The timber proposed for exterior use on the elevations shall be pre-treated to prevent discolouration with a suitable water-repellant wood-preserving pigmented surface coating, with details of which finish/treatment has been used, a sample and full specifications of all timbers proposed for use anywhere on the building, together with a maintenance schedule, to be submitted to the local planning authority and approved in writing before any timber cladding is applied. 

 

REASON: In order to make best endeavours to retain the original colour of the material, thereby preserving the appearance of the development hereby approved.

 

8.1.9  NSC3 – Non-standard condition

  The developer/landowner shall carry out a renewable energy options appraisal, to be submitted within three months of the date of this permission, setting out how at least ten per cent of the proposed development’s energy requirements will be provided through on-site renewable energy, and the proposed development shall achieve a BREEAM rating of no less than ‘very good’, with certification to that effect (including photographic evidence of the green or brown roof proposed for the block of flats at the western end of the site) to be submitted to the local planning authority and acknowledged in writing prior to occupation of the building. A rainwater harvesting system shall be installed and details thereof shall be submitted to the local planning authority and approved in writing before occupation of the development hereby approved first commences. A rainwater harvesting system shall be installed and details thereof shall be submitted to the local planning authority and approved in writing before occupation of the development hereby approved first commences.

 

 

  REASON: In the interests of maximising the environmental performance of the building.

 

8.1.10NSC4 – Non-standard condition

Reasonable endeavours shall be undertaken to locate street lights to the highway immediately adjoining the site onto the face of the building hereby approved.

 

REASON: To safeguard visual amenity and assist with the provision of a less cluttered public realm.

 

 

1.  Payment by the landowner/developer of £6293.32 as a financial contribution towards Council library facilities. (This sum has been calculated in accordance with the approved formula in the Planning Contributions Supplementary Planning Document (SPD) (2006).)

 

2.  Payment by the landowner/developer of £51,160.17 as a financial contribution towards education facilities in the borough. (This sum calculated in accordance with the approved formula in the Planning Contributions Supplementary Planning Document (SPD) (2006).)

 

3.  The developer is required to pay £65,400 under Section 278 of the Highways Act (1980) with the Council’s Highways department (Streetscene) to reinstate and improve the highway adjacent to the boundary of the site, to include access to the highway, measures for street furniture relocation, carriageway markings, access and visibility safety requirements.

 

4.  Provision by the landowner/developer for the use of local labour for construction in the form of twenty-five per cent on-site employment, including the facilitation of an apprentice for a defined period.

 

5.  No resident’s parking permits are to be issued to occupiers of the development other than disabled badge-holders.

 

6.  Residential units to be built to Lifetime Homes standard and comply with Code for Sustainable Homes.

 

7.  Provision by the landowner/developer of thirteen habitable units as affordable housing to be given over to Notting Hill Housing (or an alternative RSL (Registered Social Landlord) as agreed by the Local Planning Authority), the dwelling mix to comprise seven one-bedroom units under shared ownership tenure and four four-bedroom units and two five-bedroom units for social rental.

 

REASONS FOR APPROVAL

 

1.  The following policies contained in the Hackney Unitary Development Plan (1995) are relevant to the approved development/use and were considered by this Council in reaching the decision to grant planning permission: EQ1 - Development Requirements; EQ40 -  Noise Control; E18 - Planning Standards; HO3  - Other Sites for Housing;TR19 - Planning Standards.

 

2.  The following policies in the London Plan (Consolidated with Alterations since 2004) are relevant to the approved development/use and were considered by this Council in reaching the decision to grant planning permission: 2A.1 - Sustainability criteria; 3A.1 - Increasing London’s supply of housing; 3A.2 - Borough housing targets; 3A.5 - Housing choice; 3A.6 - Quality of new housing provision; 3A.7 - Large residential developments; 3A.8 - Definition of affordable housing; 3A.9 - Affordable housing targets; 3A.10 - Negotiating affordable housing in individual private residential and mixed-use schemes; 3B.1 - Developing London’s economy; 3B.2 - Office demand and supply; 3B.3 - Mixed use development; 3B.4 - Strategic Industrial Locations; 3C.1 - Integrating transport and development; 3C.2 - Matching development to transport capacity; 3C.3 - Sustainable transport in London; 3C.23 - Parking strategy; 4A.1 - Tackling climate change; 4A.6 - Decentralised energy: Heating, cooling and power; 4A.7 - Renewable Energy; 4B.1 - Design principles for a compact city; 4B.2 - Promoting world-class architecture and design; 5C.1 - The strategic priorities for North London.

 

INFORMATIVES

 

  The following Informatives should be added:

 

SI.1   Building Control

  SI.2   Work Affecting Public Highway

  SI.3   Sanitary, Ventilation and Drainage Arrangements

SI.6   Control of Pollution (Clean Air, Noise, etc.)

    SI.7   Hours of Building Works

  SI.25   Disabled Person’s Provisions

   SI.27   Regulatory Reform (Fire Safety) Order 2005

SI.28   Refuse Storage and Disposal Arrangements

  SI.33   Landscaping

 

NSI.1  All materials submitted pursuant to the discharge of condition 3 of this approval ('materials to be approved', as per paragraph 8.1.3 of this report) should be supplied and delivered at the same time in a container clearly marked with the address of the application site, reference to the application number 2008/0312, and accompanied by coloured copies of relevant elevational drawings, to which each material sample should be clearly referenced and labelled accordingly. Full specifications detailing each material's manufacturer and colour (as per manufacturer's description/name thereof) should also be submitted at the same time.

 

NSI.2  This decision notice is accompanied by a Section 106 legal agreement. It shall be implemented in full accordance with the details of that agreement.